Advanced Residential manages homes across Darwin and Palmerston, and the honest answer on cost is this. Most landlords pay an ongoing management fee charged as a percentage of the rent collected, plus a one off letting fee when a new tenant is signed. Rates differ by agency and by property, so ask for every fee in writing before you sign.
What does a property manager in Darwin actually charge?
There is no fixed rate in the Northern Territory. Each agency sets its own pricing, so two quotes on the same house can look very different once you read past the headline number.
Most quotes are built from three parts. An ongoing management fee. A letting fee when a tenant is placed. Then a list of extras that may or may not be bundled in.
We quote your exact figure up front, on your property, with nothing held back for the fine print. Ask us for the current rate and you get a number, not a range.
What is a management fee and how is it worked out?
The management fee is the ongoing charge for running the tenancy. It is usually a percentage of the rent actually collected, taken out of your monthly statement.
That wording matters. A fee on rent collected means the agency is only paid when your tenant pays. A fee charged on rent due, whether collected or not, shifts risk to you. Ask which one you are being offered.
This fee normally covers rent collection, arrears follow up, tenant communication, coordinating repairs, and the day to day work of keeping a tenancy on track.
What is a letting fee and why is it separate?
The letting fee is a one off charge for finding and placing a tenant. It covers advertising the property, running inspections, screening applications, checking references, and preparing the lease and entry condition report.
It is usually expressed as a set number of weeks of rent, and it is charged again each time the property is re let. That is why tenant turnover costs you more than most landlords expect. A cheap ongoing fee is poor comfort if the property is vacant twice in two years.
Ask any agency two questions. How much is the letting fee. And how often have your properties needed re letting in the past year.
What other fees should a Darwin landlord ask about?
This is where quotes drift apart. Get a written yes or no on each of the following.
- Routine inspection fees, and how many inspections a year are included
- Lease renewal or lease preparation fees
- Advertising and photography costs
- Monthly or annual statement and administration fees
- End of financial year summary fees
- Tribunal attendance and preparation charges
- Fees for arranging maintenance, or a percentage added to tradespeople invoices
- Fees to end the management agreement early
If an agency will not put that list in writing, that tells you something before you have paid a cent.
What is included in the fee at Advanced Residential?
We run a boutique agency with a capped intake, which means we take on a limited number of properties on purpose. Fewer properties, more attention.
You get one property manager for your property. Not a call centre and not a rotating team. The same person knows your tenant, your last repair and your inspection history.
Routine inspections are documented and sent to you on time, not weeks late and not only when you chase them. Our service carries a 4.8 star rating across 122 Google reviews, and the reason we mention that here is simple. Fee comparisons only work when the service behind the fee is real.
Principal Lee-Ann Schey runs the agency from our Woolner office, serving Darwin and Palmerston.
Is the cheapest management fee the cheapest overall?
Not always. A low percentage can be paired with a high letting fee, charges for every inspection, and a mark up on maintenance invoices.
Work out the annual cost instead. Take the management fee across a full year of rent, add the letting fee if the property is likely to turn over, then add every extra on the list above. Compare that total.
Then look at the things that cost more than fees. Days vacant. Rent arrears left to grow. Repairs that were reported and not actioned. Those numbers dwarf a fraction of a percent on a management fee.
How do I compare two Darwin agencies fairly?
Ask both agencies for a single page listing every fee. Ask how many properties each manager handles. Ask how often you get inspection reports and what those reports include.
Then ask who you will speak to when something goes wrong at eight on a Friday night.
Frequently asked questions
Are property management fees tax deductible in Australia?
Management and letting fees on an investment property are generally deductible. Confirm your own position with your accountant.
Can I negotiate the management fee?
You can ask. Be clear about what you want removed or included, because a lower percentage with more extras is not a saving.
How do I get a quote?
Email [email protected] with your property address and we will send you the full fee schedule in writing.
This article is general information for Territory landlords. For advice on your own property, call the office.